Podcast
Let's Talk Chattanooga Real Estate
Hosted by Blake Watson · EN
Listening to this podcast will make you smarter, save you money, help you make more informed decisions about your home, and help you through the home selling or buying process. You’ll be armed with knowledge about the Chattanooga real estate market, and you’ll be able to move forward in any real estate transaction with more confidence.
If you own real estate in the Chattanooga Tennessee area, or want to own real estate here, then this podcast is for you.
Your host, Blake Watson, is a licensed real estate agent in Tennessee and Georgia with Epique Realty.
Blake is also a real estate investor in Chattanooga Tennessee and Northwest Georgia.
This podcast is about buying and selling homes in the Chattanooga area. Through expert interviews and real-life experience, we’ll be covering all the details you need to find and purchase your next home, resources and tips for your home maintenance and home improvements, and best practices, tips and advice for selling your home. We’ll keep you informed on real estate market trends and real estate developments in the Chattanooga area.
We’ll also discuss real estate investing: buying houses and land for rental income, Airbnb, or fix and flip – all with a focus on investing in Chattanooga and Northwest Georgia.
Blake Watson is a Realtor with Epique Realty, and can be reached at (423) 315-1815.
You can find Blake on Facebook and Linkedin as Blake Watson, and on Instagram as rocknrollblake. Show notes are at www.realestatebyblake.com and past episodes can be found at www.chattanoogarealestatepodcast.com
13episodes
Episodes
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Chattanooga’s Real Estate Micro Markets: Where Prices are Rising and Where They are Slipping
2w ago00:14:21Tap to summarizeIn this episode of Let's Talk Chattanooga Real Estate, Blake Watson breaks down the latest Chattanooga MLS data from April 2026 and explains what is really happening in the local housing market this spring.The Chattanooga market is shifting away from the fast-paced seller frenzy of the past few years and moving into a more balanced market. Inventory is rising across much of the region, homes are taking longer to sell, and price growth has slowed to a more normal pace. But despite these changes, the market is not crashing.One of the biggest themes in this episode is that not all of Chattanooga is the same market anymore. Different neighborhoods and zip codes are performing very differently depending on inventory levels, buyer demand, and pricing trends.Blake takes a closer look at several local areas including Hixson, East Brainerd, Southside Chattanooga, Ooltewah, East Ridge, Highland Park, Orchard Knob, Catoosa County, and Walker County. Some areas are still showing strong seller market conditions while others are becoming more favorable for buyers.You will learn:How rising inventory is affecting Chattanooga home pricesWhy some neighborhoods are still seeing strong appreciationWhich areas are shifting toward buyer-friendly conditionsWhat absorption rate and days on market tell us about the marketHow sellers should position their homes in today’s marketWhy buyers may have more negotiating power in certain areasWhy Chattanooga is now a collection of micro markets instead of one single marketWhether you are thinking about buying, selling, investing, or simply staying informed, this episode provides valuable insight into the current state of Chattanooga real estate in Spring 2026.For questions about your neighborhood or your real estate goals, contact Blake Watson with Epique Realty at 423-315-1815, or office 888-893-3537.Visit AtHomeChattanooga.comFollow Blake Watson on Facebook and LinkedIn as Blake Watson, and Instagram @rocknrollblake
Transcribe →Why Homeowners Insurance Keeps Going Up and What You Can Do About It
4w ago00:17:10Tap to summarizeEpisode Description Homeowners insurance costs have been rising fast, and many homeowners are feeling the pressure. In this episode, Blake Watson breaks down why premiums have increased so dramatically and what homeowners in the Chattanooga and Northwest Georgia area can do to manage and potentially reduce those costs. From understanding rebuild values to avoiding costly coverage mistakes, this episode offers practical strategies to protect your home and your finances.What You’ll Learn in This Episode Why homeowners insurance premiums have increased by nearly 70 percent in recent years How rising construction costs directly impact your insurance rates The role of severe weather and national risk trends in local premiums What reinsurance is and why it affects what you pay How stricter underwriting is changing the way homes are insuredKey Strategies to Save Money Review and shop your insurance policy every year Compare bundled vs separate home and auto policies Evaluate whether raising your deductible makes financial sense Work with your insurance agent to adjust coverage and structureSmart Homeowner Upgrades That May Lower Risk Installing a new or more durable roof Adding monitored security systems Upgrading windows, doors, and electrical systems Improving drainage and storm resilience around your propertyCommon Mistakes to Avoid Letting your policy auto renew without review Switching from replacement cost to actual cash value coverage Underinsuring your home based on market value instead of rebuild cost Overlooking exclusions like sewer backup or flood damageImportant Coverage Insights Replacement cost coverage helps fully restore your home after a loss Actual cash value policies may leave you paying large out of pocket costs Flood insurance may be worth considering even outside high-risk zones Wind and hail deductibles may differ from your standard deductibleLocal Perspective This episode highlights real examples from the Chattanooga area, including storm damage, flooding, and insurance challenges homeowners have faced in recent years.Bottom Line Homeowners insurance is no longer a set it and forget it expense. Active management, regular reviews, and informed decisions are essential to controlling costs and avoiding major financial setbacks.Connect with Blake Watson from Epique Realty Call or text (423) 315-1815 Visit athomechattanooga.com Follow on Facebook and LinkedIn as Blake Watson Instagram: @rocknrollblake Office phone (888) 893-3537Podcast Let’s Talk Chattanooga Real Estate Hosted by Blake Watson, Epique Realty
Transcribe →They Offered Me Cash for My House in Chattanooga. Should I Take It?
Mar 2000:14:09Tap to summarizeSelling Your House for Cash or Retail: What Every Chattanooga Homeowner Should KnowIf you have owned a home in the Chattanooga area for any length of time, chances are you have received a postcard or letter promising a fast cash offer with no repairs and no hassle. But what does that actually mean, and is it the right move for you?In this episode, Blake Watson with Epique Realty breaks down the three main ways you can sell your home and helps you understand the real differences between them so you can make the best decision for your situation.Blake covers cash offer companies, also known as direct buyers or iBuyers, and explains how they work, what that initial offer really means, and why their offers typically come in below market value. He also explains how wholesalers operate and why their process is different from a direct cash buyer, even though their marketing can look very similar. And he walks through what a traditional retail sale through the MLS looks like, including the advantages of broader market exposure and what it takes to get your home ready.You will also learn how to think through which option fits your property and your priorities. Whether you are dealing with a home that needs significant repairs, a major life transition, or you simply want to maximize your sale price, this episode helps you understand the trade-offs clearly before making one of the biggest financial decisions of your life.Blake also explains how he works with sellers to explore multiple options side by side, including running a cash offer and a retail listing at the same time so you can compare real numbers and make an informed choice.Topics covered in this episode include how cash offer companies gather information on your home, what wholesalers actually do and how their profit structure works, why homes listed on the MLS tend to attract more competition and higher offers, what situations favor a cash sale versus a retail listing, and how to avoid making a rushed decision when the postcards and letters start arriving.To reach Blake Watson with Epique Realty, call or text 423-315-1815. Find him on Facebook and LinkedIn as Blake Watson and on Instagram: @rocknrollblake. You can also visit www.athomechattanooga.com or call the brokerage office at 888-893-3537.Let's Talk Chattanooga Real Estate covers home buying, home selling, home improvement tips, market trends, and investing in real estate. If you own or want to own real estate in the Chattanooga, Tennessee area, this podcast is for you.
Transcribe →You Inherited a House. Now What? The Chattanooga Guide to Inherited Real Estate
Mar 1000:14:22Tap to summarizeIn this episode, Blake Watson breaks down what really happens when you inherit real estate, with a focus on Tennessee and Georgia. Whether you are dealing with the process right now or just want to be prepared, this episode walks you through the legal, financial, and practical steps involved.Topics Covered:What probate is and why it matters for inherited propertyProbate is the court-supervised process that validates a will, confirms a death, and formally transfers ownership of real estate to heirs. In most cases in Tennessee and Georgia, if the property was solely in the deceased persons name and not held in a trust, probate is required before any action can be taken. What happens when there is no willDying without a will is called dying intestate. State law determines who inherits, and a court-appointed executor manages the estate. Heirs generally cannot sell the property until probate is complete or the court grants authority to do so.The tax picture for heirs in Tennessee and GeorgiaNeither Tennessee nor Georgia has a state inheritance tax or a state estate tax. Federal estate tax only applies to estates exceeding very high exemption thresholds, currently 15 million dollars per individual in 2026, or 30 million dollars for a married couple with proper tax planning. Most heirs will not owe any estate tax at all.Stepped-up basis and capital gains taxWhen you inherit real estate, your tax basis is stepped up to the fair market value of the property as of the date of the owner’s death, not what the original owner paid for it. This can significantly reduce or eliminate capital gains tax if you sell the property shortly after inheriting it. If the inherited property was a rental, the depreciation clock also resets to zero.Holding costs and ongoing responsibilitiesProperty taxes, homeowners insurance, utilities, mortgage payments and basic maintenance do not stop during probate. These costs need to be kept current to avoid penalties or liens. Vacant properties may also carry higher insurance premiums and increased risk of vandalism or damage.Deciding what to do with the propertyHeirs generally have three options: sell the property, keep it as a rental, or move in themselves. There is no legal deadline forcing an immediate sale after probate, and it is okay to take some time to decide as long as ongoing expenses are being handled. Selling sooner often simplifies things, especially when multiple heirs are involved.Selling inherited propertyTraditional listings on the MLS are a strong option for move-in ready homes. As-is cash sales to investors can be a better fit when repairs, cleanouts, or time constraints are a concern. All heirs typically must agree to or authorize the sale, and disagreements among heirs are one of the most common challenges in these situations.Common pitfalls to watch out forProbate delays, unresolved liens, unpaid mortgages, back taxes, title issues, boundary disputes, and unauthorized occupants can all complicate or delay a sale. These situations are more common than people expect.A note for property owners planning aheadIf you own property and want to make things easier for your heirs, talk to them now about your wishes. Work with an estate planner and an attorney to reduce the chance of family conflict or legal disputes down the road.When to bring in professional helpInherited property involves law, taxes, and real estate. An estate attorney, a CPA, and a real estate agent experienced with inherited properties can each play an important role in helping you navigate the process efficiently and with less stress.Connect with Blake Watson, Realtor with Epique Realty and licensed in Tennessee and GeorgiaPhone: 423-315-1815Website: athomechattanooga.comFacebook: Blake WatsonLinkedIn: Blake WatsonInstagram: @rocknrollblakeBrokerage: Epique Realty, 888-893-3537If you have inherited property in the Chattanooga area or northwest Georgia and have questions about what comes next, reach out to Blake directly. He is both a licensed agent and an investor, and can help you evaluate all of your options.
Transcribe →Chattanooga Real Estate Forecast 2026: Blake's Bold Predictions
Jan 1500:17:45Tap to summarizeIn this episode of Let’s Talk Chattanooga Real Estate, host Blake Watson breaks down the latest Chattanooga MLS data to explain where the local housing market has been and where it may be headed in 2026. Looking back at 2025 and comparing historical trends, Blake walks through inventory levels, days on market, sales activity, home prices, and mortgage interest rates. He also shares realistic expectations for buyers, sellers, and homeowners as the market continues to shift toward a more balanced environment.Key Topics Covered:An overview of Chattanooga real estate market conditions entering 2026Residential inventory growth and what it means for buyers and sellersYear over year comparison of active listings from 2024 to 2025Historical inventory context going back to pre-pandemic levelsAverage days on market trends and slowing sales paceMonths of inventory and what defines a balanced marketAnnual home sales totals and whether demand is decliningMedian sales price trends and sustainable appreciationWhy homeownership continues to matter for long term wealthMortgage interest rate expectations for 2026Why a housing price crash is unlikely in ChattanoogaPredictions for inventory growth and buyer activityHow to think about real estate decisions using local data instead of national headlinesMarket Highlights Mentioned:Active listings increased approximately 21 percent from 2024 to 2025Inventory levels are similar to those last seen around 2016Average days on market increased from roughly 51 to 65 daysThe market has shifted from a strong seller’s market to a balanced marketAnnual home sales declined slightly by about 1.7 percentMedian home prices continue to rise at a sustainable paceMortgage rates ended 2025 near 6 percent with expectations of stabilityWho This Episode Is For:Chattanooga Homeowners curious about their property value in 2026Chattanooga Homebuyers wondering if they should wait or act this yearChattanooga Homesellers adjusting expectations in a more balanced marketAnyone interested in Chattanooga and Northwest Georgia real estate trendsAbout the host:Blake Watson is a real estate agent and investor licensed in Tennessee and Georgia with Epique Realty. Phone (423) 315-1815Website athomechattanooga.comFacebook and LinkedIn Blake WatsonInstagram @rocknrollblakeEpique Realty office (888) 893-3537
Transcribe →Top Home Improvements With the Highest ROI in 2026
Dec 3100:13:06Tap to summarizeAs we head into 2026, many homeowners are asking the same question: Which home improvements actually pay off? In this episode of Let’s Talk Chattanooga Real Estate, host Blake Watson breaks down the home upgrades that deliver the highest return on investment, based on the latest cost versus value data and real-world trends in the Chattanooga and North Georgia market.From curb appeal and kitchens to energy efficiency and long-term strategy, this episode helps homeowners avoid overspending on projects that do not move the needle and focus on upgrades that truly add value.Whether you are planning to sell soon or stay in your home for years to come, this episode provides practical, data-backed guidance to help you make smarter improvement decisions.Topics Covered in This EpisodeWhy not all home renovations deliver a strong return on investmentThe importance of curb appeal and first impressions for buyers and appraisersEntry door and garage door replacements and their impact on home valueLow-cost landscaping improvements that boost perceived valueMinor kitchen remodels versus full renovations and why smaller updates winBathroom refreshes that improve buyer appeal without overspendingWhen adding a half bath makes financial senseEnergy efficiency upgrades that provide comfort, savings, and resale valueAttic insulation, window upgrades, and HVAC considerations in the SoutheastHow to prioritize upgrades if you plan to sell soon versus staying long-termCommon renovation mistakes homeowners make before sellingKey TakeawaysSmaller, high-impact upgrades often outperform major renovations when it comes to return on investment. Strategic improvements like exterior updates, insulation, cosmetic kitchen and bath upgrades, and basic maintenance can increase value, improve comfort, and reduce negotiation issues during a sale.About the HostBlake Watson is a real estate agent and investor licensed in Tennessee and Georgia with Epique Realty. He specializes in helping homeowners make smart decisions that balance lifestyle, market value, and long-term financial outcomes in the Chattanooga and North Georgia area.Get in Touch with Blake Watson:Phone or Text: 423-315-1815Website: athomeChattanooga.comFacebook and LinkedIn: Blake WatsonInstagram: @rocknrollBlakeEpique Realty Office Phone: 888-893-3537Podcast: Let’s Talk Chattanooga Real Estate Covering home buying, selling, investing, market trends, and smart homeownership strategies in the Chattanooga area.
Transcribe →Chattanooga Makes The List of Top 20 Cities Americans Are Moving To in 2025.
Dec 2300:12:49Tap to summarizeDiscover why Chattanooga has become one of America's top cities to move to in 2025. Host Blake Watson breaks down the latest migration data and explains who's moving to Chattanooga, where they're coming from, and what this means for the local real estate market. This episode analyzes current 2024-2025 data from the PODS Moving Trends Report and county-level migration estimates to reveal the forces driving Chattanooga's continued growth. Key Topics CoveredChattanooga's Rising National Profile- Chattanooga makes the top 20 U.S. cities list for move-in destinations in 2025- Tennessee places four cities on the national rankings: Chattanooga, Knoxville, Nashville, and Johnson City- Two-thirds of all long-distance moves in 2025 ended up in Sunbelt statesMigration Numbers- Hamilton County added roughly 3,000 net new residents from domestic migration in 2024- Total newcomers exceeded 4,500 when including international migration- Migration creates ongoing housing demand despite higher interest ratesWhere New Residents Are Coming From- Georgia remains the number one source, especially from the Atlanta metro area- California accounts for seven of the top 20 move-out cities nationally- Florida's migration patterns have shifted, with residents reassessing due to rising insurance costs, housing prices up 60% since 2020, and increased hurricane risk- North Carolina and South Carolina continue to be major move-in destinationsCities People Are Leaving- Los Angeles and Northern California lead the exodus- South Florida, Long Island, San Diego, and Chicago also see significant outmigration- High housing costs, taxes, congestion, and natural disaster risks are primary drivers- Equity from expensive markets impacts buying power in ChattanoogaChattanooga Retention Rates- Roughly three-quarters of young adults stay in or near the Chattanooga area long-term- Represents a significant shift from 20th century patterns when young people regularly left- Those who do leave typically relocate within Tennessee or GeorgiaMarket Implications- Housing demand remains resilient despite higher interest rates- Chattanooga competes directly with other mid-sized southeastern markets like Raleigh, Charlotte, Greenville, and Spartanburg- Migration supports long-term property values and explains ongoing competition for homesMortgage Rate Context- Early 2025 rates hovered around 7%- Current rates are just above 6%- Higher rates often accelerate moves away from expensive markets where affordability is already stretched Referenced EpisodeLet’s Talk Chattanooga Real Estate Episode 45 - November 26, 2024: Interview with Darik Dawes of Dawes Hospitality Group discussing tourism's impact on Chattanooga housing and the theme, "It all starts with a visit." Contact InformationHost: Blake Watson, Epique Realty. Blake is licensed in Tennessee and Georgia.Text or Phone: 423-315-1811Website: athomechattanooga.comEpique Realty office: 888-893-3537Social Media:- Facebook: Blake Watson- LinkedIn: Blake Watson- Instagram: @rocknrollblake About the PodcastLet's Talk Chattanooga Real Estate covers home buying, home selling, home improvement tips and ideas, market trends and developments, and investing in real estate in the Chattanooga, Tennessee area.
Transcribe →Chattanooga Sales Slow, Inventory Up, Neighborhood Shifts: Market Changes in Chattanooga
Dec 800:17:03Tap to summarizeIn this episode, Blake Watson breaks down the latest MLS market data for Chattanooga Tennessee from November 2025 and compares it with November 2024. Inventory is rising, sales are shifting, and different neighborhoods are performing very differently. Whether you are buying, selling, or planning for 2026, this is an episode you will want to hear.Key Market Highlights:MLS-Wide OverviewInventory up 21 percent, reaching the highest level since 2016Closed sales down 19 percent (785 to 636)Median price nearly flat ($337,000 to $340,000)Average days on market now 52 daysMarket trending toward a more balanced and cooling environmentCity of Chattanooga Inventory up 24 percentSales down 12 percentPrices up 8 percent ($340,000 to $367,750)Days on market increased from 39 to 49 daysStrong pricing power close to the urban coreZIP Code Spotlights37421 – East BrainerdInventory up 92 percent (147 to 282)Sales up 30 percentMedian price up 13 percent ($362,500 to $411,195)Absorption rate at 5.65 months, indicating a balanced marketSignificant influence from new construction activity37363 – OoltewahInventory up 19 percentSales down 47 percent (76 to 40)Prices down 5.5 percentDays on market improved from 54 to 44Market split between well-priced homes selling quickly and overpriced homes sitting37343 – HixsonInventory up 55 percentSales nearly flat year over yearPrices down 11 percentFast-moving segment with an average of 33 days on marketGeorgia CountiesCatoosa CountyInventory up 7 percentSales down 17.5 percentMedian price slightly higher with a 1.2 percent increaseAbsorption rate approximately 3.5 monthsConsistent and steady pricing environmentWalker CountyInventory up 15.5 percentSales down 30.5 percentPrices down nearly 5 percentAbsorption rate at 4 months, indicating a balanced marketBig Takeaways Heading Into 2026Inventory is significantly higher, giving buyers more optionsRising days on market means sellers should expect longer selling timelinesPrice trends vary widely by area, emphasizing the importance of local neighborhood dataThe overall market is balanced, offering stability to both buyers and sellersMortgage rates are holding in the low six percent range and may gradually decline in 2026Blake Watson is an agent with Epique Realty and is licensed in Tennessee and Georgia.Contact Blake by phone or text 423-315-1815Website: athomechattanooga.comInstagram: @rocknrollblakeFacebook and LinkedIn: Blake WatsonBrokerage: Epique Realty, 888-893-3537
Transcribe →Starter Home, Not Dream Home: How Renters Can Become Owners in Chattanooga
Nov 1900:15:24Tap to summarizeFeeling like you’ve missed your chance to buy your first home? You’re not alone—and you’re not behind. In this episode, Blake Watson of Epique Realty breaks down the real reasons why so many people in their 30s and 40s are still renting in the Chattanooga and Northwest Georgia area, and what you can do to take your first step into homeownership.He talks about how rising prices, debt burdens, and outdated beliefs about down payments are creating roadblocks for first-time buyers, and how to overcome them. Whether you’re dreaming of North Shore or just want a clean starter in Red Bank or East Ridge, this episode will reset your mindset and give you practical strategies for making 2026 your year to buy.What You’ll Learn: Why the average age of first-time buyers has shifted to 40Chattanooga area price increases: $230K in 2020 to $330K in 2025The importance of the “stepping stone” mindset vs. dream-home expectationsHow to identify hidden value in overlooked neighborhoodsWhy your debt-to-income ratio matters more than your incomeHow car loans and credit cards could be killing your mortgage potentialTips for reducing your debt and improving affordabilityThe truth about down payments, and why 20% is a mythPrograms and strategies to bridge the gap between savings and what you needLocations mentioned for First-Time Buyers:East Ridge, Red Bank, Highland Park, Brainerd, Hixson, Chickamauga, Fort Oglethorpe,Ringgold, LafayetteWho This Episode Is For:Renters in the Chattanooga area feeling left behindBuyers frustrated by prices and debtAnyone believing they need 20% down to buyHost:Blake Watson is a Realtor and real estate investor based in Chattanooga, TN, and Northwest Georgia. He’s passionate about helping everyday people make smart real estate decisions.Find Blake on LinkedIn and Facebook as Blake Watson, and on Instagram @rocknrollblake. His website is athomechattanooga.comThe Epique Realty office phone is 888.893.3537.
Transcribe →Chattanooga's Free Home Energy Checkup From EPB: Get Extra Perks While Cutting Your Bill
Nov 500:07:42Tap to summarizeIn this episode of Let's Talk Chattanooga Real Estate, host Blake Watson is joined by Nate Thomasson, an Energy Pro from EPB, to talk about a smart, simple way for local homeowners to lower their energy bills.Nate breaks down how EPB’s free Home Energy Checkup works, what the visit includes, and how it can lead to long-term savings. You’ll also learn about the limited-time energy savings kit available for customers who complete a checkup, and how EPB is making it even easier to identify energy issues in your home.Plus, get the details on EPB’s Jingle Jam contest, where local artists compete to create a new energy-themed jingle—and how you can vote to win prizes.This episode is a must-listen for any EPB customer in the Chattanooga area looking to improve their home’s efficiency and keep more money in their pocket.What You’ll Learn in This Episode:What EPB’s Home Energy Checkup includesHow long a typical visit takesThe most common energy issues found in local homesHow EPB rebates and trusted contractors can help with upgradesWhat’s included in the free energy savings kitHow to vote in the EPB Jingle Jam and enter weekly prize drawingsResources:Schedule your checkup or learn more: EPB.comCall EPB at 423-648-1EPB (372)Follow Blake Watson on Instagram: @rockandrollblakeConnect on Facebook and LinkedIn: Blake WatsonWebsite: athomechattanooga.comAbout the Host:Blake Watson is a licensed real estate agent with Epique Realty servingChattanooga Tennessee and Northwest Georgia. For real estate advice, localinsights, or help buying and selling, reach out to Blake at (423) 315-1815.
Transcribe →